@Michael Facchini for figuring long term cashflow during a quick 203k BRRR, is it best to estimate property taxes based on what that properties current taxes are at sale or based on the new ARV?

She fully owns a home (3br/1ba) in the panhandle area (Niceville, FL) that Zillow estimates being worth around $180k.

i like to bring a contractor with me to give a good estimate so that i can pass along to my buyers as well........

For example, how attractive would it be for you (and the seller) if you offered 1.5x times the estimated carry costs over 90 days in return for the right to purchase the property for, say, $20k during the next 90 days? 

While superficial/curb-appeal stuff you'll typically be okay, but that kitchen and your ballpark remo estimate might hurt it. 

I also have found that my largest gaps are in finding a deal, estimating repair costs, and estimating expenses.

The estimated cost to fix is about $8.2k ($4.5k to remove and replace the inside line, and the balance to do the outside portion).

Any guidance will be much appreciated.Here are some initial questions:How do I estimate the cost of insurance?

So give yourself extra time to get the contractors estimate and work through that process. 

So, I’m going to meet with a lawyer in about 2 hrs to get an estimate on how much the two contracts might cost and am planning to ask a few questions about what’s legal.